First Quarter 2014 METRO MANILA BUYING GUIDE. by ZipMatch.com. Metro Manila at a Glance Hotspots Buying Guide About ZipMatch.com

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1 First Quarter 2014 METRO MANILA BUYING GUIDE by ZipMatch.com Metro Manila at a Glance Buying Guide About ZipMatch.com

2 Metro Manila at a Glance The world s 11th most populous metropolitan area, Metro Manila, according to PricewaterhouseCoopers, is also the world s 28th wealthiest urban agglomeration, with gross regional product of $159 billion. Metro Manila at a Glance Comprising the cities of Manila, Caloocan, Las Piñas, Makati, Malabon, Mandaluyong, Marikina, Muntinlupa, Navotas, Parañaque, Pasay, Pasig, Quezon City, San Juan, Taguig, and Valenzuela, and the municipality of Pateros, Metro Manila is the Philippines national capital region, one of country s 12 defined metropolitan areas, and its political, social, cultural, and educational center. As of the 2010 national census, Metro Manila has a population of million, or roughly equivalent to 13 percent of the national population. It is the world s 11th most populous metropolitan areas, and according to PricewaterhouseCoopers, its gross regional product is estimated to be $159 billion (33 percent of the nation s GDP) as of July 2011, making it the world s 28th wealthiest urban agglomeration and Southeast Asia s second (after Singapore). Being the Philippines center of commerce, Metro Manila has a third of the country s bank offices and over two-thirds of its deposits. Its financial and economic hub Makati hosts many of the country s largest corporations, the Philippine Stock Exchange, and the local offices of many multinational corporations. 1 2

3 Residential Real Estate Starting with a mere 7,000 condominium units at the start of the millennium, Metro Manila s residential condo market ballooned to about 90,000 units by the of 2011, according to data from global real estate consulting firm Jones Lang LaSalle. From 2012 to 2016, it is projected that approximately 154,000 condominium units will be completed, which is about 1.7 times the housing stock completed between 2007 and 2011 (87,000 units) and almost 9 times that between 2002 and 2006 (17, units). Metro Manila at a Glance Economy The metropolis economy is diverse. The vibrant business process outsourcing (BPO) industry, for instance, has in last decade been a major employer, many of which are in the call center industry. According to the Call Center Directory of the Philippine Economic Zone Authority, about 790 call centers of the more than 1,000 call centers in the Philippines are in Metro Manila. By 2016, the call center industry expects to post $14.7 billion revenue and 816,000 of the total jobs created. Economists were bullish with the Philippine economy in A series of credit upgrade from the world s top credit rating agencies namely, Fitch, Standard & Poor s, and Moody s propelled the country into investment grade, while its economy grew an impressive 7 percent in the third quarter of 2013, boosting the year s first nine months growth to 7.4 percent from 6.7 percent during the same period in Metro Manila is also the Philippines leading manufacturing hub. Diverse manufacturers produce industrial-related products, such as chemicals, textiles, clothing, and electronic goods, and food and beverages and tobacco products. Real estate is also a major player. The Philippines vigorous economic growth in the first three quarters of 2013 was driven largely by the robust performance of real estate (renting and business activities, building and construction, etc.), trade, and financial intermediation, according to the National Statistical Coordination Board (NSCB). Philippine Economy By the Number GDP: GDP per capita: GDP growth (3Q 2013): These numbers are a reflection of the Philippines improved economic outlook, according to Jones Lang LaSalle. Capital values for midend condominiums grew by an average of 13 percent annually between 2004 and 2011, while rents grew an average of 8 percent annually over the same period. The Philippines real estate market has not been as volatile as the country s stock market, according to real estate consulting firm KMC- MAG, the local associate of London-based firm Savills. Investors remain optimistic toward the industry and new projects are being rolled out by property developers. Swiss-based UBS is also bullish on the Philippine real estate sector. According to the investment banking giant, the industry will likely post slower but more resilient compounded annual growth rate (CAGR) in earnings from 2013 through This observation comes after the market performed below market expectations in 2013, as macroeconomic concerns, perceived oversupply in the high-end housing and office space sectors, and slowing earnings momentum continued to weigh on sentiment. However, although some of these concerns are valid, there are factors that could cushion their potential impact on the sector s fundamentals, according to UBS. These include a generally modest rise in property prices, high domestic liquidity, the banking sector s accommodative stance, healthy preselling activity, a positive outlook in the business process outsourcing (BPO) segment, steady overseas Filipino remittances, organic growth in housing demand, and the country s stronger economic footing. Local players are banking on this optimism. Andrew Tan led Megaworld Corporation in 2013 consolidated all its real estate units to ensure better fund availability, while mall operator SM Prime Holdings merged its real estate units to bolster its market position. Upon completion, SM Prime will become the Philippines and Southeast Asia s largest property firm. Residential Property Facts Median Property Value: Average Property Price: Rent per Month: Rental Yields 2013: Price per Square Meter: $2,807 Average Rent per Month: $1,982 Rental Yield: 7.06% Source: Global Property Guide 3 4

4 Discovery Primea JTKC, Inc sqm M MAKATI CBD As the Philippines financial center, Makati City perhaps has the most vibrant real estate market in the country. The city is home to the Makati central business district (CBD) in which Ayala Avenue (dubbed as the country s Wall Street ) and the Philippine Stock Exchange Plaza are located. The city is also the top choice for high-end luxury properties. The city has a high concentration of high-rise condominium developments, many of which are located in Ayala Center, Apartment Ridge/ Ayala Triangle, Legaspi and Salcedo Villages, Rockwell Center, and Century City. In addition, Makati is also home to some of the metropolis most exclusive gated communities or villages, such as Forbes Park, Dasmariñas, Urdaneta, Bel-Air, Magallanes, and San Lorenzo. According to Colliers, premium three-bedroom rental rates in Makati CBD grew by 1.48 percent, with monthly per-sqm rent averaging Php (Php550 1,050). This means a 250-sqm condo unit in Makati can command a monthly rent of Php200,000. For 2014, Colliers predict rental rats in Makati to range from Php570 to Php1,130 for luxury three-bedroom apartments. Soltice Tower I Alveo Land Corp

5 Kroma Towers Alveo Land Corp. 1,979 Unit Sizes: sqm The Lerato, Tower III Alveo Land Corp. 2,541 Unit Sizes: sqm Garden Towers Ayala Land Premier, Inc. 340 (Tower 1) sqm Park Terraces Ayala Land Premier, Inc. Shang Salcedo Place Grand Midori, Tower II Two Roxas Triangle Three Central Shang Properties, Inc. 3, sqm Federal Land, Inc. 1, sqm Ayala Land Premier, Inc. Ayala Land Premier, Inc. 7 8

6 ORTIGAS CENTER Ortigas Center is Metro Manila s second most important Philippine CBD after Makati. Located at the boundaries of Pasig, Mandaluyong, and Quezon City, it is known as the site of the Philippine Stock Exchange s second trading floor and is home to some of the Philippines largest malls, upscale hotels, and office and residential skyscrapers. The Asian Development Bank compound is located here, as well as the headquarters of San Miguel Corporation, Southeast Asia s largest food-and-beverage company. According to KMC-MAG, although majority of real estate activities in recent years are in Makati and Bonifacio Global City, there are still several ongoing major developments in Ortigas Center, one of which is Robinsons Land s flagship condo project Sonata Private Residences. ROCKWELL CENTER A mixed-use project sitting on a former thermal power plant owned by Meralco, Rockwell Center is one of Makati City s most popular high-end residential areas. Aside from numerous high-end condos, this self-contained development also boasts an upscale mall, numerous cafés and restaurants, a local branch of the Asian Eye Institute, and even an institution of higher learning. Its newest section, the Carlos Ott-designed Proscenium at Rockwell, is a 3.6-hectare mixed-used project located just across Estrella Street. Notable Project In addition, data from Colliers show that there were 10,987 residential new supply in Origas Center by the end of 2012, while 934 were added in Furthermore, 792, 1,560, and 405 new supply will be added in 2014, 2015, and 2016, respectively. Ortigas Center also has a significantly lower residential lease rates compared to Makati CBD, averaging Php436 per sqm and reaching up to Php700 per sqm. According to Colliers, rental rates in Rockwell Center for luxury three-bedroom apartments in the third quarter of 2013 grew 1.21 percent QoQ. This translates to an average monthly per-sqm rent of Php860 (Php720 1,005). Colliers predict rental rates in Rockwell Center to increase 6.93 percent year-on-year in 2014 (range: Php755 1,090). Proscenium by Rockwell Sonata Private Residences One Shangri-La Place Rockwell Land Corp. Robinsons Land Shang Properties, Inc. 9 10

7 BONIFACIO GLOBAL CITY Sitting on a former military base, Bonifacio Global City (colloquially known as The Fort) is one of Metro Manila s newest CBD. The area has experienced robust commercial growth since 1995, and is now home to some of Metro Manila s most popular urban areas and skyscrapers, such as Pacific Towers, Megaworld s Burgos Circle and Forbes Town Center, and Ayala Malls Bonifacio Hight Street, Serendra, and Market! Market! According to KMC-MAG, fluctuation in rental rates in BGC is not as strong as in other CBDs, mainly because most of residential stock is composed of new buildings. Colliers data show that majority of new residential supply in Metro Manila will be heavily concentrated in BGC; 1,276 units will be turned over in 2014, 2,977 in 2015, and 3,741 in In addition, in the third quarter of 2013, rental rates of luxury three-bedroom apartments in BGC increased by 1.81 percent quarter-on-quarter, according to Colliers, leading to an average rent of Php795 per sqm (range: Php ), compared to Makati s Php per sqm. Colliers predicts average rent in the district to range from Php636 to Php1,070 for luxury three-bedroom apartments by the third quarter of Avida Towers, BGC Tower II Avida Land sqm M Grand Landmark Residences Ayala Land Premier, Inc. 340 (Tower 1) sqm One Maridien Alveo Land Corp 11 12

8 Park West at Grand Hyatt Ayala Land Premier, Inc. Verve Residences Alveo Land Corp MANDALUYONG Bordered on the west by the city of Manila, to the north by San Juan City, to the east by Quezon and Pasig cities, and to the south by Makati City, Mandaluyong is located at the approximate geographical center of Metro Manila. Among Mandaluyong s attractions is the western half of Ortigas Center, wherein the headquarters of the Asian Development Bank and San Miguel Corp. are found. SM Megamall, currently the Philippines largest shopping mall, is also located in Madaluyong. The city is also home to the 18-hole Wack Wack Golf and Country Club. The Suites Ayala Land Premier, Inc. East Gallery Place Ayala Land Premier, Inc. Avida Centera Tower III Avida Land sqm M Twin Oaks Place East Tower Greenfield Development Corp sqm M 13 14

9 Parañaque, Muntinlupa and Las Piñas These three cities located south of Metro Manila have experienced a considerable development in recent years. With the completion of the Metro Manila Skyway, travel to these cities from EDSA has become easier. For years these suburban cities have been home to many of Metro Manila s gated communities, such as BF Homes Parañaque, Ayala Alabang, and BF Homes Las Piñas, among others. Filinvest City in Alabang, Muntinlupa, has been since the mid-1990s the area s major CBD. This 244-hectare prime property is a fully integrated, self-contained community boasts hotels, a shopping mall, a top hospital, and learning and education zones. Over the last few years, numerous residential projects were launched, most notable of which are Century Properties Azure Residences, Phinma s Asia Enclaves, and Filinvest s Botanika, The Levels, and Studio City. Asia Enclaves Alabang Robinsons Land Avida Towers Altura Tower 1 at South Park District Shang Properties, Inc. 14 The Chelsea Residences Alabang Shang Properties, Inc

10 Tribeca Private Residences Hudson Place Tower 1 Shang Properties, Inc. Azure Residences Century Properties PASAY Due to its proximity to Manila, the city of Pasay quickly became highly urbanized starting from the American Occupation. The city is also well known for the Cultural Center of the Philippines complex, Bay City, and Megaworld s Newport City where Resorts World Manila is located. Other upcoming develpments include the Philippines very first Conrad Hotel, PAGCOR s Enterntainment City, and the City of Dreams project. The Levels Filinvest Botanika Nature Residences Filinvest Avida Towers Prime Taft Tower 2 Avida Land Breeze Residences SMDC 17 18

11 81 Newport Boulevard Megaworld Corp. Savoy Hotel Megaworld Corp. PASIG Although formerly known as a predominatly residential and industrial area, Pasig City has seen massive urbanization in recent years, thanks to the development of Ortigas Center. Over the last few years a number of projects outside Ortigas Center have been launched, most notable of which are Rockwell Land s The Grove and Ortigas & Co. s Capitol Commons. Pasig is also one of Metro Manila s most popular nighlight spots. Shell Residences SMDC Studio Zen Filinvest Arezzo Place Phinma Property Holdings Corp. Breeze Residences SMDC 19 20

12 Kasara Urban Resorts and Residences Empire East Properties Portico Alveo Land Corp. QUEZON CITY Metro Manila s largest city packs quite a lot of punch. For a city this size (166.2 sq km or 26 percent of Metro Manila s total area), one would be hardpressed not a pick a spot where to buy a property here. Similar to Pasig, Quezon City in its early years was known primarily as a residential and industrial area. However, the last two decades have seen massive urbanization. The city is also home to SM s first supermall, SM North Edsa, which is now the country s second-largest mall (after SM Megamall) and Southeast Asia s fourth largest. Riverfront Residences DMCI Homes Rose Residences SMDC Other areas have seen massive developments as well, such as Eastwood City in Libis and Ayala Land s up and coming Triangle Park, a hectare project touted to become Quezon City s central business district. 53 Benitez Primaries by Rockwell 21 22

13 Amaia Skies Cubao Tower I Amaia Land Nuvo City Nuvoland Philippines, Inc. MANILA Being the seat of political power of the Philippines, the city of Manila has several national government offices, such as the presidential palace Malacañang, the Supreme Court of the Philippines, and the Bangko Sentral ng Pilipinas. Many areas in the city are being earmarked for revitalization, most notable of which is the plan to make Binondo s Chinatow into a BPO hub. In fact, 30 buildings mostly located along Escolta Street have already been identified to be converted into BPO offices. Avida Towers Vita in Vertis North Tower I Avida Land Mezza 2 Residences SMDC Tourism is also a major industry. In fact, over 1 million tourists visit Manila each year. Major destinations include the walled city of Intramuros, the National Museum of the Philippines, and Chinatown. The city is also the Philippines center for education, with some of the country s most distinguished institutions for higher learning are located, including the Manila campus of the University of the Philippines, De La Salle University, and the University of Santo Tomas. Amaia Skies Avenida North and South Towers Amaia Land 23 24

14 Avida Towers Intima Tower I Avida Land Celadon Park Manila Tower 3 Alveo Land Corp. SAN JUAN Although San Juan is Metro Manila s smallest city, it is one of its most popular shopping destinations. The city s Greenhills Shopping Center has for years been the go-to spot for bargain clothing and electronics, and is home to the historic Club Filipino. Oxford Parksuites Anchor Land Holdings, Inc. Peninsula Garden Midtown Homes Magnolia Tower Horizon Land Property Development sqm Php million Clairemont Hills Parksuites Anchor Land Holdings, Inc. 113 XXX sqm Greenhills Heights Megaworld Corp

15 Buying Guide while others want to be close to the hustle of bustle of the city. Those with families prefer to be close to schools, church, and hospitals. Location is a big factor that dictates the value of a property. The home-buying process is complicated so buyers are advised to seek the help of professionals, such as duly licensed real estate brokers or property developer s in-house sale agents. Buyers may also need the other professionals, such as a lawyer, an accountant, and an appraiser. 2. Make a Reservation Deciding your budget for a home is the first important task before making a purchase. This will also dictate the location of the property you are looking into buying. Uber-prime areas such as Makati CBD, Rockwell Center, and Bonifacio Global City command premium rates, although good deals await savvy buyers in lesser-known areas but are constructed by reputable developers. As people have different needs and preferences, so too will their requirements for a new home and, hence, a budget needed to purchase it. Some find gated communities or subdivision located at the fringes of the city more appealing, while others want to be close to the hustle of bustle of the city. Those with families prefer to be close to schools, church, and hospitals. Location is a big factor that dictates the value of a property. The home-buying process is complicated so buyers are advised to seek the help of professionals, such as duly licensed real estate brokers or property developer s in-house sale agents. Buyers may also need the other professionals, such as a lawyer, an accountant, and an appraiser. 1. Practice Due Diligence Deciding your budget for a home is the first important task before making a purchase. This will also dictate the location of the property you are looking into buying. Uber-prime areas such as Makati CBD, Rockwell Center, and Bonifacio Global City command premium rates, although good deals await savvy buyers in lesser-known areas but are constructed by reputable developers. Deciding your budget for a home is the first important task before making a purchase. This will also dictate the location of the property you are looking into buying. Uber-prime areas such as Makati CBD, Rockwell Center, and Bonifacio Global City command premium rates, although good deals await savvy buyers in lesser-known areas but are constructed by reputable developers. As people have different needs and preferences, so too will their requirements for a new home and, hence, a budget needed to purchase it. Some find gated communities or subdivision located at the fringes of the city more appealing, 3. Sign the Contract to Sell If one is using a bank or the developer s inhouse financing to fund the transfer, then a Contract to Sell must be drafted and signed. This document pertains to the entire Total Contract Price stipulating the terms and conditions of payment and the description of the property purchased. Although a signed Contract to Sell does effectively transfer the property under the name of the buyer, it is an important step in the process as it serves as legal basis on the right of the buyer to demand the execution of the Deed of Absolute Sale when all the conditions stipulated here have been complied with. Buying Guide As people have different needs and preferences, so too will their requirements for a new home and, hence, a budget needed to purchase it. Some find gated communities or subdivision located at the fringes of the city more appealing, 27 28

16 4. Execute the Deed of Absolute Sale 6. Taxes and Fees After the terms of the Contract to Sell have been satisfied (usually after the property has been paid in full), the Deed of Absolute Sale is then executed between the seller and the buyer. This will be the final contract between the two parties required by the Registry of Deeds for the transfer of ownership to be finalized. In the case of purchase by installment, this will come when the property has been fully paid. 5. Transfer of Ownership This is perhaps the most important part of the purchase as this is when the property actually changes hands. If a home or any property is not properly transferred, many legal issues can come into play, such as liability issues, property tax issues, and mortgage issues, and it leaves the house in the previous owner s name, linking them any liability issues. It also means that the home that someone just thought they purchased isn t legally his or hers. In addition to the Deed of Absolute Sale, necessary documents needed for this final and important step are proof of payment of taxes and other fees. These documents will be the basis for the issuance of the Transfer Certificate of Title (TCT) in case of lot purchase or Condominium Certificate of Title (CCT) in case of condominium unit. As with any major purchase, there are taxes and other fees associated with purchasing a piece of real estate, and they re not as trivial as most people would hope them to be. A useful tip is to set aside 5 percent of the property s purchase price for fees and taxes that must be paid for by the buyer. Generally the buyer pays for the notary fee, local transfer tax, and deed of sale, which together may be equivalent to 4.25 percent of the purchase price of the property. The seller, on the other hand, will need to sort out capital gains tax, the real estate agent s fee, and the document stamp tax, which together are approximately equivalent to almost 12.5 percent of the property s purchase price. Buying Guide A proper transfer of ownership requires a warra nty or a quit claim deed, which serves to guarantee that the property has no liens or mixed ownership liability issues. After a quit claim deed is acquired, the transfer of ownership can continue. The owner of the home must next meet with the buyer at a local notary agent with the deed to the house. The deed will be signed by the old owner with the new owner as a witness to the transfer. The deed will then be given over to the new owner who must take it to the municipal court in the county where the home resides to finalize the transfer of the home ownership. At the courthouse, the buyer must find the register of deeds and finalize the transfer with their own signature. It is recommended that you call the register of deeds a couple of weeks after finalizing the transfer just to verify that all the forms have been processed. An incomplete deed transfer can quickly become a huge hassle if you don t catch it in time

17 About ZipMatch ZipMatch.com is a Philippine-based real estate sales and marketing website. It is an online aggregator of property listings in the Philippines, and currently has more than 10,000 listings contributed by more than duly licensed real estate brokers and brokerage firms. ZipMatch.com offers a service unique to the Philippine real estate market: it effectively matches prospective buyers with their preferred properties, either to buy or to rent, and as a result offers customer generation or lead generation to property developers, brokers, and banks to boost their sales. It is the first Philippine company to offer pre-qualified lead generation to the real estate industry. This business strategy offers a new alternative to companies who are frustrated with investing large amounts on display advertisements, traditional media advertising, and digital marketing agencies, most of which offer no quantifiable results. But driving traffic in order to convert inquiries into leads is just one part of the equation. The other part is being able to offer the right product (in this case the preferred listing) and being the industry s authoritative guide for everything one needs to know about Philippine real estate. But above all, ZipMatch s mission is that of changing how the game is played. By offering brokers a safe, effective, and free avenue to advertise their listings, property developers lead-generation strategy to boost their sales, and homebuyers a unique and easy way to find properties online, ZipMatch is set to revolutionize the Philippine real estate industry